I will say at least for me, I wouldn't assume 4% increase in income though. 

Any work that you do, and subsequent increase in equity, is YOURS. 

A 10% cash on cash ROI could be slashed with a single percentage increase in interest rate.Secondly any mortgage laws, requirements, etc. that may change or negatively affect your property can be mitigated.

I actually predict a influx of rentals of the sell market next year, when the new landlords of the current and past couple years realize the promised cash flow is nowhere near expectations, their property taxes have increased 30-50%, and they actually have to put money in every year.

I want to increase cash while building a positive asset portfolio.

Lets say your properties increase in value over the 5 years.

Maybe the rents are locked in for the next year or two which wouldn't allow me increase them anyway. 

I began to dig into REI more and more but became increasingly discouraged because I did not have any options to finance any deals.

I only offer my services to people I feel are going to use the info and solve problems with it, and only because its great to see others doing the right thing the right way and creating income for trades, realtors, and increasing the value in communities.

Sounds about right with the recent interest rate increase.